# 4 bedroom detached house for sale (WA4 4EB)

## Property Details

| Key | Value |
|-----|-------|
| Address | Grimsditch Lane, Whitley, WA4 4EB |
| Price | £799,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | G |

## Description

A substantial and characterful period detached residence extending to over 3,500 sq ft of accommodation arranged across three floors, offering four bedrooms and three bathrooms. The property enjoys a wealth of versatile living space, including four ground floor reception rooms and an impressive converted cellar featuring a superb 30ft cinema and entertainment room. Set within gardens wrapping around the side and rear, with detached garaging and driveway parking, the home is offered for sale with no onward chain, although some areas would benefit from refurbishment.

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In brief, the accommodation comprises a spacious tiled entrance hallway with staircase rising to the first floor and access to the cellar. The bay-fronted lounge features double doors opening into the family room, complete with an exposed brick chimney breast, which in turn flows through to the garden room. The fitted kitchen, with central island, opens into a generous dining/living area, creating an excellent open-plan family kitchen space. A study, utility room and ground floor WC complete the ground floor layout.

The basement level offers two chambers, the larger extending to over 30ft in length and ideally suited as a cinema or entertainment room, while the second chamber provides an ideal space for a gym or hobby room.

To the first floor are four well-proportioned bedrooms, two of which benefit from en-suite facilities, alongside a family bathroom.

Externally, the property provides driveway parking with gated access to the detached garage, which also includes an additional storage room. The surrounding gardens extend to the side and rear.

Enjoying open aspect views across fields to the front, this is a home that must be viewed to be fully appreciated, both for its scale and its outstanding potential in such a desirable location.

## Property Photos

- ![ (Main)](/listings/photos/172861694/96619) -  (Main)
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- ![garden](/listings/photos/172861694/96637) - garden
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## Floorplans

- ![Other](/listings/photos/172861694/96640) - Other

## EPC Graphs

- ![EPC](/listings/photos/172861694/96641) - EPC

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £605,278 (63 Detached, WA4, 2024–2026)
- **Deviation:** +32%

## Rental Range

*ONS Price Index of Private Rents (Cheshire West and Chester). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £869/mo
- **Realistic:** £966/mo
- **Optimistic:** £1,063/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for North Cheshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £997/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Detached House, Grimsditch Lane, WA4 | £2,200/mo | 4 | 0.01 miles | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,200/mo).*

- **Gross yield:** 3.3%
- **Cost-to-rent:** 30.3×
- **Monthly cashflow:** £-1,192/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 19.3%
- **10y growth:** 54.3%

## House Price Index (HM Land Registry)

*Official index for Cheshire West and Chester; Detached series; as of March 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 22.9%
- **10y growth (index):** 52.4%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)